Renting with DSS

LocoLoco

hiiw wrote: »

Hello all,

I have recently started a full-time apprenticeship, naturally the wages are abysmal (£3.50 p/h) but should go up to at least minimum wage after 9 months as long as I complete the course (which I should be on track to do). I'm 24 and single.

I am currently living with family and desperate to get my own place due to issues relating to my mental wellbeing, but struggling with the dreaded "no DSS" landlords! I am earning ~£550 p/m and also receive PIP @ £332.40 p/m. According to my calculations, with housing benefit & council tax reduction I should be bringing in £1229.96 p/m, with my monthly outgoings at £814.27 (based on rental of £500 p/m - I can extend to £600 but am only looking for a 1-bed flat in Manchester). This leaves £3-415.69 spare p/m.

I am basically wondering whether you *have* to declare that you will be claiming housing benefit when enquiring about properties, as I tend to find this is scuppering my chances. I do use rental sites which have "DSS allowed" searches, but properties are very much few and far between (and mostly more towards Liverpool, which would possibly be doable if I could drive but atm I am having to rely on public transport).

If anyone has experience with attempting to rent whilst claiming housing benefit, I would greatly appreciate any advice! I know the problems with UC are putting even more landlords off renting to DSS claimants, and as I was on UC prior to getting this job I am even more wary. TIA.

I found the best thing to do was to go to the area I wanted/needed to find somewhere and put up 'Wanted' adverts anywhere I could (newsagents, community notice boards, supermarket for sale boards and so on), as well as literally walking the streets looking for 'To Let' signs - you sometimes find the cheaper places aren't posted online so much, people tend to stick a sign outside. Ask around anywhere you can, buy the local papers and have all your info typed up and ready to go. You need to show you can afford it so you need a budget done up that shows you are currently paying £550 a month somewhere - current rent at home or savings, for example. If you're not currently receiving the benefits you're assuming you'll get then you need to speak to the council and ask for a benefit forecast - basically something that shows how much you'll be eligible to claim so you can show you haven't plucked the numbers out of the air. You need to show how much you're budgeting for utilities, food, clothing, phone and so on. Something in writing regarding your apprenticeship and how secure it is, how much you earn etc would help but keep in mind if there isn't a guaranteed job at the end of it it will add further problems. Take a second job if you can? Which would at least show you can get other work and give you more money. Proof that you already have financial commitments that you meet each month is helpful.

Be smart and presentable, be polite and well prepared. Character references help, plus you will need deposit and rent up front. Proof that you have this is necessary. See if you can go on the council waiting list - some lists are so long now that councils have a really high criteria for even letting people join but it's worth asking and if you have a disability of some kind it might give you a few more points. We were on the list for eight years before we got something but if we hadn't joined we'd never have got there so it's at least worth finding out.

All of that aside, you might find it easier to get lodgings or a room in a shared house to start with - it gets you a foot in the door and will show a future landlord that you have paid on time, been a good tenant and so on. Good luck!

theartfullodger

Mela322 wrote: »

If it says no housing benefit or DSS, it may be the insurance company won't allow it or it's a condition on the mortgage......

Ah, that old myth.

Firstly it ain't hard - perhaps a little more expensive - to get landlord insurance cover for tenants in receipt of HB/LHA. This "excuse" is just used by tight, stupid or ignorant landlords: ( IMHO..).
http://lmgtfy.com/?q=landlord+insurance+dss
NB Yes of course there's things I'm ignorant about...

Secondly many landlords happily rent to tenants and never realise they are claiming HB/LHA: Councils usually are happy with a copy of tenancy, which almost tenants have, no need for landlord to know. There's about 1million working tenants in receipt of some HB/LHA.

Thirdly the mortgage exclusion (real, I've got it on at least one of my mortgages). £25 to an agreed housing charity if anyone can provide good evidence of a lender re-possessing a property being rented to HB/LHA. I suspect it's not enforceable....

Cheers all!

hiiw

IAmWales wrote: »

I expect they'll be concerned that your income is not secure, you can lose your PIP award at any time and with a new job you've few employment rights. Plus PIP is for your disability needs and not to pay rent. If the agent knows this it will not be counted towards an affordability assessment.

The PIP is secure for the next 3 years, by which time I should be being paid significantly more, but I understand where you're coming from.

theartfullodger

hiiw wrote: »

The PIP is secure for the next 3 years, ......

I admire your confidence that this government won't cut-back on welfare benefits even further and either reduce PiP payments or require re-assessment against tougher criteria. I don't share that confidence.

Artful: In receipt of 6 benefits thank you you lovely tax-payers you....

hiiw

LocoLoco wrote: »

I found the best thing to do was to go to the area I wanted/needed to find somewhere and put up 'Wanted' adverts anywhere I could (newsagents, community notice boards, supermarket for sale boards and so on), as well as literally walking the streets looking for 'To Let' signs - you sometimes find the cheaper places aren't posted online so much, people tend to stick a sign outside. Ask around anywhere you can, buy the local papers and have all your info typed up and ready to go. You need to show you can afford it so you need a budget done up that shows you are currently paying £550 a month somewhere - current rent at home or savings, for example. If you're not currently receiving the benefits you're assuming you'll get then you need to speak to the council and ask for a benefit forecast - basically something that shows how much you'll be eligible to claim so you can show you haven't plucked the numbers out of the air. You need to show how much you're budgeting for utilities, food, clothing, phone and so on. Something in writing regarding your apprenticeship and how secure it is, how much you earn etc would help but keep in mind if there isn't a guaranteed job at the end of it it will add further problems. Take a second job if you can? Which would at least show you can get other work and give you more money. Proof that you already have financial commitments that you meet each month is helpful.

Be smart and presentable, be polite and well prepared. Character references help, plus you will need deposit and rent up front. Proof that you have this is necessary. See if you can go on the council waiting list - some lists are so long now that councils have a really high criteria for even letting people join but it's worth asking and if you have a disability of some kind it might give you a few more points. We were on the list for eight years before we got something but if we hadn't joined we'd never have got there so it's at least worth finding out.

All of that aside, you might find it easier to get lodgings or a room in a shared house to start with - it gets you a foot in the door and will show a future landlord that you have paid on time, been a good tenant and so on. Good luck!

Thanks so much for the advice, wanted ads are a good idea. I have drawn up a budget and I have references from previous landlords, which I expect helps. I am on the council housing register but need to go down and re-confirm some things as I'm on a suspension due to the recently change in employment circumstances Will get that done ASAP as I know in my local authority a lot of council landlords only want to rent to people who are employed.

My current job is secure for at least a year, I will be qualified at the end of it and allegedly shouldn't have trouble getting a permanent position, but again I see why this might be a problem! Obviously if it comes to it I'll just have to make do living with family for a while longer and save up some more. I have about £3500 in savings ATM but I have been considering opening a help to buy ISA and focusing on trying to buy somewhere once I have a secure employment position. It's all just a bit of a bloody minefield, and ideally I really don't want to be in my current living situation for any longer than necessary!

hiiw

theartfullodger wrote: »

I admire your confidence that this government won't cut-back on welfare benefits even further and either reduce PiP payments or require re-assessment against tougher criteria. I don't share that confidence.

Artful: In receipt of 6 benefits thank you you lovely tax-payers you....

Lol, well, I can only live in hope cos otherwise I'm f***** General election soon, anyone?...

Comms69

hiiw wrote: »

Lol, well, I can only live in hope cos otherwise I'm f***** General election soon, anyone?...

How would that help?

theartfullodger

Comms69 wrote: »

How would that help?

Jezza of course

Margot123

Whatever you think you can afford, halve it. However long you think you can maintain that income, quarter it.

Having previously been a landlord, I have never been put off renting to people on benefits; they have always been reliable tenants.
By comparison, I had one guy who ran his own business in Dubai, strutted around in designer gear, drove one of those 'Tonka trucks', and left owing 6 months rent, a house that needed major decoration, and tried stitching me up for 2.5 years worth of gas bills!

Comms69

theartfullodger wrote: »

Jezza of course

I suspect the next election will be a big disappointment for the left.